I am buying a property mortgage free in Malmesbury. I have resided for the last Seventeen years in Malmesbury. Conveyancing searches are expensive. As I know the area and road very well must I have all the conveyancing searches?
In the absence of a mortgage, then almost all of the Malmesbury conveyancing searches are at your discretion. Your lawyer will 'advise', perhaps strongly, that you should have searches completed, but he is duty bound to do this. One thing to bear in mind; if you are likely to dispose of the house in the future, it may be of interest to your future buyer what the searches determine. Sometimes premises with day to day issues can still reveal negative search results. A good conveyancing solicitor in Malmesbury should be able to give you some constructive advice concerning this.
Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in Malmesbury. Do I pick up the keys to the house on completion from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Malmesbury?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be able to receive the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
I have a mortgage with Lloyds for my property in Malmesbury. Conveyancing was finalised 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval in advance of renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel firm.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Malmesbury solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Malmesbury surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
We are close to exchanging contracts on the sale of our property in Malmesbury and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Malmesbury lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Malmesbury. We have lived in Malmesbury for 4 years we know that this is a non issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Should I use a Malmesbury conveyancing practitioner in close proximity to the house I am purchasing? An old friend can deal with the legal work however her office is 400miles drive away.
The benefit of a local Malmesbury conveyancing practice is that you can visit the firm to sign paperwork, hand in your ID and pester them if necessary. Having local Malmesbury know how is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were content that should surpass using an unfamiliar Malmesbury conveyancing solicitor just because they are Malmesbury based.
I today plan to offer on a house that appears to be perfect, at a reasonable price which is making it all the more appealing. I have just found out that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Malmesbury. Conveyancing solicitors have not yet been instructed. Will they explain the issues?
Most houses in Malmesbury are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Malmesbury so you should seriously consider shopping around for a Malmesbury conveyancing practitioner and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’spermission to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your solicitor will advise you fully on all the issues.
I inherited a leasehold flat in Malmesbury, conveyancing was carried out in 2007. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Malmesbury with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ends on 21st October 2090
You have 65 years left to run we estimate the price of your lease extension to span between £13,300 and £15,400 plus costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
What can I do to find out who is the owner of a house in Malmesbury?
On the basis that the property is recorded at HMLR, and you have enough information of the address of the premises, you should be able to see details from the HMLR of the registered proprietor for a for less than a fiver.